Sustainable Property Management Practice PDF

Proceedings of International Research Conference on Sustainability in Built 2010
Environment, Columbia, Sri Lanka, 18th and 19th June, 2010, pp 157-165.
SUSTAINABLE PROPERTY MANAGEMENT PRACTICE IN NIGERIA

By
Oladokun, Timothy Tunde
Department of Estate Management,
Obafemi Awolowo University, Ile Ife, Osun State, Nigeria
E mail: tundeoladokun@yahoo.com
Tel: 234 (0) 8023152198, (0)7030060097
Abstract
This paper examines the degree of preparedness of the Nigerian estate surveyors and valuers to sustainable
property management practice in response to the challenges and benefits of the practice in advanced countries.
Using an instrument designed to elicit factual data and opinion from a sample of practising estate surveyors
and valuers in Lagos, the study indicates that sustainable property management practice is of little priority in
the activities of real estate practitioners as the concept is still new to them. Many of the practitioners, though
graduate of a university or polytechnic, were not trained in the science of green building and neither has the
professional institution taken any step to train them. The industry has still not developed an adequate response
to sustainability due to profitability-oriented focused practice. The consequence is over concentration of
activities and efforts on estate agency, leaving the property management arm not globally competitive. The
paper suggests an overhauling of university/polytechnic curriculum in response to global trends and the
retraining of practitioners to meet emerging challenges in sustainable property management.
Keywords: Sustainable, Green, Property Management, Practice, Stakeholders.
1.0 Background to the study
Across the world, professional bodies have increasingly come to realize the importance of
globalization of activities and services. They are increasingly recognizing the need for standardization
of products and services so as to enable them compete with their colleagues and competitors
worldwide Adewumi and Ogunba, 2005). According to the author, Architect, accountants, quantity
surveyors and estate surveyors and valuers are not left behind in aligning their professional practice
with the practice in the advanced countries of the USA and U.K. The advantages necessitated by the
developments in information technology, rising expectation of employers, advancement in
telecommunication and removal of trade barriers have necessitated uniformity of practice (Adewumi
and Ogunba, 2005). The result is that every profession strives to meet up with international standards
and expectation in the discharge of its functions and provision of service to the people. To this end,
Ogunba and Iroham (2005) posits that no profession in the built environment should remain static or
inflexible lest it becomes an anachronism. It must learn from the past, adapt to changing realities of
the present and at the same time anticipate the needs of upcoming generations. The result is that, the
concept of sustainable professional practice is creeping to every profession and property management
practice is not excluded in this regard.
Property management traditionally involves the application of specialized skill to care for the
investment, often of an individual, household or corporate body in buildings with a view to ensuring a
maximum return. It is often carried out for a pre defined objective. Its concern, according to Scarrett
(1995) is the optimization of the owner’s investment. It is a conscious process of guiding and tailoring
an investor’s investment in land into profitable ventures. According to Baldwin (1994) it is the total
care of the building during the operation stage. It is a main care for real estate (buildings), its
components and occupiers for effective and efficient utilization of investment fund in it. In other
words, the practice is responsible for management of the largest single form of household wealth
(assets) which accounts for between one quarter and one half of the capital stock in developed and
developing countries (Buckler, 1989). The product being managed is among those activities at the
leading edge of a country’s economic development (Ogunleye, 2005).
There is however the need to know that the world is changing. According to Pennsylvania
Environmental Council (2008) college graduates are choosing where they want to live based on the
commitment of a community to sustainability, and companies are choosing where they want to locate
based on where those bright young minds want to live. Consumers are increasingly choosing
environmentally friendly products and services and want to deal with companies that have articulated
their commitment to sustainability and the future. To this end is the demonstration of the critical
nature of sustainable practice in the delivery of products and services. Newman (2007) documents the
fact that the push to go and stay green is very much on the minds of commercial property owners and
real estate practitioners in the US and UK. In the developed countries, tenants demand for sustainable
properties, according to Goerin (2009) has risen significantly in the last two years. In the words of
the author, corporations have embraced sustainability for sound business reasons, as well as for the
public relations value of going green. Energy cost savings, advantages in recruiting and retaining
employees, and potential productivity benefits all factors into a corporation’s commitment to
sustainability. This awakened consciousness has swelled the green tidal wave for sustainable practice
(Addae-Dapaah et al., 2009).
While it is documented that where properly embraced, sustainable property management practice has
been beneficial to making buildings more readily leased, command higher rents and have higher
tenant retention rates; generally enjoy lower operating costs through increasing energy efficiency and
lessening greenhouse gas emissions; improve business productivity of their tenants, affecting churn,
renewals, inducements and fitting-out costs; and benefit occupants to a degree that may exceed the
underlying asset's value ((Baier, 1999; Miller et al., 2006 and Robinson, 2005), similar evidence
appears not to be available in developing countries like Nigeria. In other words, the practitioners
acceptance and practice of sustainable property management is crucial to the success and/or
development of sustainable built environment and thus, requires a study of this nature to evaluate the
preparedness of the Nigerian Estate Surveyors and Valuers for embracing the practice of sustainable
property management practice so as to ensure that building assets are managed to meet the ever
changing business and economic needs of the people.
This is underscored by the fact that although much have been documented by the rapid evolution of
green buildings in advanced countries, actions towards the development of green market/ property
management practice in Nigeria are still not visible. Yet the challenges about global warming and the
need for energy cost-saving and environmentally friendly buildings requires that sustainable property
management practice be developed as a means to reducing building emissions which are threats to
human comfort and global existence. This makes it worthwhile to investigate the preparedness of
Nigerian building industry for sustainable (green) development.
Secondly, Nigeria is an acclaimed giant of Africa and an oil rich nation, with an economic base and
market penetration into all other African countries. It will therefore be worthy of note that the
multinational corporations and international investors will want to know the readiness of the nations
property market for sustainable properties and the preparedness of the stakeholders for necessary
implementations.
The paper is structured as follows. Section 1 provides the introduction and the specific aim of the
paper. Section 2 provides a brief review of extant literature and some related past studies in the area of
property management. The third section discusses the study population, methodology and data
requirement while section 4 contains the results the discussions and the concluding remark for the
study while providing the way forward
2.0 Past Studies in Property Management Practice
Property management is a major function of an Estate Surveyor and Valuer whose training in finance,
Economics, accounting, Architecture, Quantity Surveying, land Law and Computer Science makes
him an expert in the use, development and management of land and property. Property management is
an all encompassing subject requiring the application of skill and knowledge towards exploiting the
“latent values” of property assets. Macey and Baker (1978) defined it as the application of skill in the
caring for a property, its surrounding, and amenities in developing a sound relationship between a
landlord and a tenant and between tenants so that the property may give its fullest value to both the
landlord and the owner. It is an all involving task. It is the direction, the nursing and sometimes the
overall direction of policy of an interest in landed property with a view to obtaining maximum return
(Thorncroft 1976). The main concern of property management is the optimization of the owners
investment (Scarrett, 1995). It is a conscious process of guiding and tailoring an investment in land
into profitable venture.
Sangosanya (1986) referred to the art of property management as a business as well as a profession
requiring an acquisition of knowledge and special skill in a particular field of endeavour. Upholding a
similar view, Tomori (2005) viewed it as another business enterprise that is mainly concerned with
correct motivation of staff and fairness to tenants by consulting, information and encouraging them so
that a sense of partnership and joint venture is established. It is a specialty in which real estate brokers
manage homes and duplexes as well as large projects such as office and industrial complexes,
shopping centers, apartment houses, and condominium (Colorado State, 2008).
It is however pertinent to note that professional practice all over the world seems to be conscious of
the impact of their operations on the environment. The concept of globalization has thrown many
challenges requiring the need to standardize operations and unify purpose of activities. Thus, the
practice of sustainability has gradually crept into all facets of professionalism.
No study is known to the author to have yet examined the practice of sustainable property
management in Nigeria. A closely related paper in the local environment is the work of Okoro (2005)
which was limited to the examination of proper terminologies in use for describing different
properties that can be managed by an estate surveyor and valuers in Nigeria. The focus of the paper
was to enlighten professionals about proper usage of terminologies in property management practice.
Most of the empirical studies have been limited to the traditional practice of property management.
Examples include Li (1997), Chin and Poh (1999), Han and Lim (2001), Lai (2006), Yiu, et al (2006),
Blackwell (2008) and Andrew et al (2008). A number of these studies focused on examining the
principles and practice of property management (Lai, 2006). Touch Ross (1993) and Institute of Real
Estate Management (1991) provided a general direction and development guidelines for property
management information system. In a similar study, Han and Lim (2001) investigated the use of
computers in Singapore property management companies. Blackwell (2008) examined the
relationship of geographical indicators (GIs) with real property valuation and management. Also,
researchers such as Yiu, et al (2006) and Lai (2006) examined the study via the roles of property
management from an institutional economies perspective and the potential contribution of innovative
property management to sustainable development. A critical examination of these past studies
revealed that none of them have paid detailed attention to the sustainability aspect of property
management practice.
In a similar study by Andrew, et al (2008), the problems that different public sector bodies face in
joint planning to develop and share facilities and property services and how they overcame them were
discussed. Christudason (2008a) examined the various legislations affecting common property
management in Singapore. The author considered the problems inherent in the existing system of
single-tier management corporations for strata property management until 2005 as a basis for a
discussion of the solutions presented by new legislation in the form of “two/multi-tier”management
corporations. The study revealed that while the multi-tier system could alleviate some of the problems
existing under the single-tier management corporation system, other problems could arise; these
include increased operational costs, finding sufficient volunteers for the multi-tier management
corporations, and increased potential for conflict.
Li (1997) examined the opportunities and problems in property management in China. The author
highlighted staffing and training as major problems that could threaten effective property management
practice. Apart from the fact that the study was carried out in the context of developed countries such
as China with different business environment, the study lacked empirical evidence and did not focus
on the practice of sustainable management in developing countries like Nigeria. The same argument
can be said of Chin and Poh’s (1999) work which examined property management industry’s attitude
in Singapore to quality.
In summary, there is lack of empirical evidence about the preparedness of stakeholders towards
sustainable property management practice in emerging markets like Nigeria. The study is therefore
significant because the threat of global warming and the possible impact of climate change are key
factors of concern to the continuous existence of the built environment. There is no doubt, the
development of sustainable property management practice would extend the economic life of a
building in the long run, reduce the negative impact of buildings on the environment. While
improving the health status of residents/occupiers of buildings, the practice will also enhance workers
productivity. Lastly, the result of the study is expected to be a guide to professionals and policy
makers in other African countries towards the development of appropriate framework for sustainable
professional practice. A nation like Nigeria therefore has more to gain with the introduction and
embracement of green buildings and sustainable property management practice.
3.0 The Study Population, Methodology and Data Requirement:

The study focused on sustainable property management practice in Lagos State, Nigeria. The state has
a high concentration of real estate developers as well as the largest population and proportions of
practicing Estate surveyors and valuers who handle the management of all categories of properties.
The study area is characterized with relatively big, complex and modern commercial properties
capable of being found in any commercial town and centre in the whole world.
3.1 Methodology and Data
The focus on Lagos state is justifiable because of the affordability of data collection. Lagos is one of
the most important commercial cities in Nigeria. Lagos state is the most intensive economic centre in
Nigeria, harbouring 60% of the nation’s industrial and economic establishment and 80% of the
nations’ total value added of manufacturing activities in the country. The presence of the headquarters
of almost all industrial and commercial corporations in Lagos provides ready platform for the taking
off of the practice in the city.
Primary data were obtained through structured questionnaires that were designed to illicit response
from practising estate surveyors and valuers on the preparation of Nigerian professionals for
sustainable property management practice. The sampling technique was purposive as it deliberately
included at least a branch each of all 270 registered estate firms in Lagos. To this end, a total of 270
questionnaires were distributed, out of which 167 were returned completed representing 62% response
rate. The data obtained were analysed using descriptive statistics of percentages, arithmetic and
weighted mean, while findings were displayed with the use of tables.
Data on respondents’ social economic profile and their professional background as well as their
degree of involvement in property management were collected with the use of questionnaires backed
up with interview where necessary. The data collected were analysed with the use of frequency counts
and mean.
4.0 Results, Discussion and Conclusion
In presenting results of the questionnaire survey, the paper examined, at the first instance, the socio-
economic characteristics of the respondents. The second part relates to analysis of the degree of
preparedness of estate surveyors for sustainable property management profession in Nigeria.
Socio-Economic Characteristics of the Respondents
The result of this first part of the analysis is presented below. In other to know the status of the
respondent’s staff within the firm, questions were asked as to their designations. Preliminary
questions focused on the background of the respondents. The summary of the analysis are as follows:
In response to the questions on the distribution of respondent’s profile, 33.3% of the firms have been
in operations for 30 years while 16.7% have about 16 years of experience. Of the respondents, 50% of
them have up to 4 branches while the remaining 20% maintain between 1 and 3 branches. In response
to questions about their numbers of staff, 33.3% have about 3 employees while others have between
10 and 30 staff members. The respondents are all generally graduates of estate management with only
16.7% holding the position of Managing Director. Nevertheless, the 50% of the respondents have up
to 5 years post-qualification experience while other 16.7% have between 6 to 10 years of experience.
In the same way, the response reveals that 50% of the respondents firm have at least one (1) registered
estate surveyors in its employment with 16.7% indicating that they have between 5 and 10 registered
surveyors in their employment. The picture indicated here is that the practising firms in the study area
have substantial qualified personnel that handle their operations. In addition, the responses in respect
of the professional practice of the respondents revealed that all the firms are involved in the traditional
real estate management functions of property management, property agency, property development
and valuation; with 16.7% firms indicating of involvement in all of the activities.
Table 1: Involvement in Property Management Practice
Involvement Frequency Percentage

Low 28 16.7
high 111 66.7
No
28 16.6
response
Total 167 100.0

Source: Field Survey, 2010
Table 1 contains the respondents’ perception about their involvement in property management
practice. A higher percentage (66.7%) has high involvement while 16.7% indicated that their level of
involvement is low. The remaining 16.7% did not indicate any response. This suggests that the estate
surveyors and valuers in the area are traditionally occupied with property management practice. A
major reason could be the highly commercial nature of the neighbourhood, which requires that
professionals be engaged to handle the management of some seeming highly sophisticated properties.
Table 2:No of Conferences
No of Conferences Frequency Percentage
2 28 16.7
5 56 33.3
6 28 16.7
15 28 16.7
No response 27 16.6
Total 167 100.0
Table 2 contains responses in respect of the number of conferences attended recently by the
respondents. Majority of the respondents (33.3%) have attended 5 conferences. Other responses are
16.7% each for 2 and 6 attendances. This suggests the respondents’ willingness to update their
knowledge even after several years of graduating from school.
Table 3: Awareness of Green Building
Awareness of
Green building Frequency Percentage
No Response 28 16.7
High 28 16.7
Low 111 66.6
Total 167 100.0

Table 3 shows the distribution of the respondents’ level of awareness of green building and
sustainable practice. While majority (66.6%) indicated low level of awareness, 16.7% showed that
their level of awareness is high while the remaining 16.7% did not have any idea about it. This could
be as a result of our concentration on local seminars and conferences which theme and focus were to
address local problems.
Table 4: Expectation of Sustainability Critical to Practice

Expectation of
Critical Frequency Percentage
No response 28 16.7
its already critical 84 50.0
within 1-2 yrs 28 16.7
Never 27 16.6
Total 167 100.0

Table 4 shows responses in respect of respondents expectation as to when sustainable property

management practices will become critical. 50% were of the opinion that sustainable practice is
already critical now while 33.3% considers it critical nature to be in the future period of within 1 -2
years . This suggest that most practitioners are desirous of alternatives to conventional management
practice, a major problem of which is the settlement of bills and rates chargeable of property; the
most critical of which is electricity bill.
Table 5: Perception of Threat or Opportunity

Threat or opportunity
Frequency Percentage
Minor threat 28 16.7
Major threat 55 33.3
Major opportunity 28 16.7
Minor opportunity 56 33.3
Total 167 100.0

Table 5 contains the responses in respect of whether or not sustainable practice is perceived as a threat
or opportunity. 33.3% considered it a major threat to the existing practice while 16.7% considered it
as a major opportunity. Other 33.3% considered it as minor opportunity. This picture pointed here is
that of an institution that is scared of embracing a new practice which could be more tasking and more
challenging than the conventional one. This could be because of the lack of the requisite knowledge
by the concerned professionals.
Table 6: Perceived Cost of real estate

Perceived Cost of real
estate Frequency Percentage
No response 27 16.7
Generally less expensive

56 33.3
than conventional
The same as conventional 84 50.0
Total 167 100.0

Table 6 indicates the perception of the respondents about the cost of real estate. Majority (50%) of
the respondents were of the opinion that green building will have the same cost as conventional
building while 33.3% considers it as generally going to be less expensive than conventional
properties. The remaining 16.7% however are however indifferent to this. This generally portrays a
people without the experience of the benefits of green practice in the country.
Table 7: Perceived pro-activities of players
pro-activities of
players Frequency Percentage
No response 55 33.3
Reactive 28 16.7
Neither 56 33.3
Proactive 28 16.7
Total 167 100.0

Table 7 shows practitioners responses on the perceived preparation for sustainable property
management practice. 16.7% each indicated that the preparations of players in the industry are pro
active and reactive respectively. However, majority (33.3%) are indifferent. This suggests that
majority are still not making any effort to prepare for the anticipated new benefits. The result of Table
7 shows further that the respondents considered their level of preparation as correspondingly at 33.3%
as low and high. This might be due to the fact that there has been no example of the practice that
others could learn from.
Table 8: Factors for future attitudes for sustainability

Factors Frequency Percentage
Significant increases in energy costs 55 33.2
Increased influence from customers 28 16.7
Implementation of Technology 28 16.7
Increased importance for employees 28 16.7
No Response 28 16.7
Total 167 100.0
Table 8 reveals the perception of respondents to the factors considered as being likely going to
facilitate future attitude for sustainable practice. Majority (33.3%) of the respondents considered
significant increases in energy costs as a major facilitating factor. Other responses are increased
influence from customers, 16.7%, implementation of Technology to support improved sustainability
(16.7%) and increased focus of CEO on sustainability for your company, increased regulation of
energy & carbon emissions. Increased influence from customers or clients for sustainability,
implementation of technology to support improved sustainability, new or increased energy and carbon
taxes, increased importance of sustainability for employees/potential employees and meaningful
government incentives to encourage sustainability were also identified. This reveals the general
attitude and desire of most Nigerians to seek alternative source of power in the country. This suggests
that an invention that will reduce the cost of power in the country is a likely welcome development in
the country.
Table 9: Level of preparation for sustainability
Level of preparation Frequency Percent
High 56 33.3
Low 111 66.7
Total 167 100.0

Table 9 summarises the responses of the respondents’ level of preparation for sustainable property
practice in the country. Majority (66.7%) indicated a low level of preparation while the remaining
33.3% posited to a high level of preparation. The picture here is that of a set of professionals who are
not bracing up for contemporary challenges in practice. The practitioners appears to be contented with
the current level of exposure and the high income potential of the traditional practice and appear not
prepared to pay the price for a change of attitude and approach in practice. This however negates the
global challenge calling for realignment of efforts and goals with globalisation trends.
5.0 Development of Sustainable Property Management Practice
The respondents were asked to rank on a 5 point Likert scale, what they considered are factors that
will enhance the development of sustainable property management practice in Nigeria. In evaluating
this, six major issues were raised namely: development of appropriate legal and regulatory
framework, government support, establishment of rating agencies, adequate professional
training/development, incorporation of sustainable property management education in tertiary
education, enlightenment campaign for the need for sustainable management practice among
practitioners. The summary of the ranking of the expected factors, calculated on the basis of
proportion method, are as contained in Table 10.
Table 10 : Analysis of Respondents’ Ranking of Factors that will Enhance the Development of
Sustainable Property Management Practice on Proportion Method
Ranking of Factors Ranking
Development of appropriate legal and regulatory framework, 1
Government support 2
Enlightenment campaign for the need for sustainable management practice 3

among practitioners
Establishment of rating agencies, 4
Adequate professional training/development, 5
Incorporation of sustainable property management education in tertiary 6

education,
Source: Field survey, 2010
The most important factor is the development of appropriate legal and regulatory framework followed
by the need for government support. These factors relate to the need for paradigm shift in governance
and the enactment of policies and programmes by the various tiers of government to enhance the
development of sustainable property management practice in line with global trends.
The third ranked factor is closely related to the above. The professional body is under obligation to
enlighten their members about the gains of, as well as the need for them to be prepared to embrace the
developing concept of sustainable property management practice. As professionals that will be
involved in the practice, they must be convinced about it and be ready to acquire the skills for the
practice.
The middle ranked factor is the establishment of rating agencies. The setting up of rating agencies is
sine quo non to effective professional practice. The agencies will be able to work with the
professional bodies to regulate the education and practice of sustainable property management.
The lower ranked factors – adequate professional training and the incorporation of sustainable
property management practice in the curriculum of tertiary education in Nigeria relate to capacity
development for the present crop of professionals and the up coming ones. Professionals should be
encouraged to attend seminars and conferences on sustainable property management practice while
the inclusion of the concept in the training of future estate surveyors will enhance the development of
the practice.
6.0 Conclusion
A major conclusion from this study is that in spite of their academic attainment, Nigerian real estate
professionals are not fully prepared for the practice of sustainable property management. The
implication of this conclusion is that acquisition of requisite knowledge and training should be seen as
very crucial in policies on sustainable development. This requires the overhauling of the curricula of
studies on Estate Management in the Universities and polytechnics to incorporate contemporary
studies on environmental sustainability and preservation. This should be followed up with continuous
development training for practitioners as a means of putting them on tack with contemporary practice.
There is also the need for the enactment of necessary supporting laws and legislation that will serve as
appropriate framework for the development of sustainable property management practice in Nigeria.
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Proceedings of International Research Conference on Sustainability in Built 2010

SUSTAINABLE PROPERTY MANAGEMENT PRACTICE IN NIGERIA

Keywords: Sustainable, Green, Property Management, Practice, Stakeholders.

1.0 Background to the study

2.0 Past Studies in Property Management Practice

3.0 The Study Population, Methodology and Data Requirement:

3.1 Methodology and Data

4.0 Results, Discussion and Conclusion

Socio-Economic Characteristics of the Respondents

Table 1: Involvement in Property Management Practice

Involvement Frequency Percentage

high 111 66.7

Total 167 100.0

Table 2:No of Conferences

No of Conferences Frequency Percentage

Source: Field Survey, 2010

Table 3: Awareness of Green Building

Low 111 66.6

Total 167 100.0

Table 4: Expectation of Sustainability Critical to Practice

its already critical 84 50.0

within 1-2 yrs 28 16.7

Total 167 100.0

Table 4 shows responses in respect of respondents expectation as to when sustainable property

Table 5: Perception of Threat or Opportunity

Major threat 55 33.3

Major opportunity 28 16.7

Minor opportunity 56 33.3

Total 167 100.0

Table 6: Perceived Cost of real estate

Generally less expensive

The same as conventional 84 50.0

Total 167 100.0

Table 7: Perceived pro-activities of players

Total 167 100.0

Table 8: Factors for future attitudes for sustainability

Significant increases in energy costs 55 33.2

Increased influence from customers 28 16.7

Implementation of Technology 28 16.7

Increased importance for employees 28 16.7

Source: Field Survey, 2010

Table 9: Level of preparation for sustainability

Level of preparation Frequency Percent

Low 111 66.7

Total 167 100.0

5.0 Development of Sustainable Property Management Practice

Ranking of Factors Ranking

Development of appropriate legal and regulatory framework, 1

Enlightenment campaign for the need for sustainable management practice 3

Establishment of rating agencies, 4

Adequate professional training/development, 5

Incorporation of sustainable property management education in tertiary 6

Source: Field survey, 2010

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